Reston VA 3/2 Condo — Ask 239k ARV 345k
11603 Stoneview Sq, Reston, VA 20191
Deal Snapshot
- Ask: $239,000
- Buy Now: $245,000
- ARV: $345,000 (comp-supported)
- $60k below tax value
- 3 Bed / 2 Bath
- 1,029 AG SF | Built 1974
- Entry: 2nd floor | Garden-style (1–4 floors)
- HVAC: ~5 years old
- Rent Potential: ~$1,900 to $2600pm
Fees
- HOA Fee: $848 / Annually
- Condo/Coop Fee: $608 / Monthly = INCLUDES ALL UTILITIES
- Fee covers: A/C, electric, gas, heat, water, sewer, trash, snow, exterior + common maintenance, reserves, mgmt
Amenities
- Pool, tennis, basketball, trails, rec center, playgrounds.
What’s already working
- Balcony view to trees/common area (strong retail/rental feature)
- Fee includes major utilities (helps holding costs predictability)
What typically drives the spread
- Flooring + paint
- Kitchen touch-up (counters/cabs/hardware depending on current finish)
- Bath refresh (fixtures/vanities/lighting)
- Clean staging and strong photos
COMPS / ARV SUPPORT
- 2255 Castle Rock Sq #21C — $345k
- 11657 Stoneview Sq #97/22C — $345k
ARV call: $345k is supported directly by same-area condo comps.
Wholetail Angle
- Buyer fit: investor who wants a clean value-add in Reston with defined comp support
- Scope level: full cosmetic reset (no wall moves)
- Resale positioning: list into the $345k comp band after floors/paint + kitchen/bath refresh
Buy & Hold Angle
- Turn level: same cosmetic reset to push top rent
- Tenant profile: 3/2 demand near Reston amenities and schools
- Rent range: up to $2,600/mo (finish level dependent)
WHY THIS DEAL WORKS
- $239k entry into a comp-supported $345k retail band
- 3/2 + 1,029 SF (strong layout for condo demand)
- Fees include electric/gas/heat/A/C/water (predictable carrying costs)
- Reston amenities + trails + pool/tennis = steady tenant/buyer demand